1323 NE 7th St · Oklahoma City, OK 73117

$78,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 106 Days on market

Built 1935 3,498 sqft lot $90/sqft · 27% below area Est $118k · 34% under ↓ 2% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Home is located very close to the OU med center, VA Hospital, and all the exciting things going on in this area. Has been a rental for several years. Need to make a good ready or someone could do a nice rehab remodel

Key facts

• 3,498 sq ft lot
• Built 1935
• Listed 106 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.7% in Oklahoma City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• At $1,068/mo this rent would consume 55% of the median local household income ($23k/yr) (locally 681% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $2k appreciation (2.4% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.19%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $117,849
• List price: $78,000
• Delta: -33.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 NE 10th St	0.24mi	2/1.0 (+1)	840 (-3%)	10mo	$132,500	$158	71
1421 NE 7th St	0.10mi	2/2.0 (+1)	890 (+3%)	23mo	$134,900	$152	62
1449 NE 14th St	0.63mi	2/1.0 (+1)	884 (+2%)	2mo	$100,000	$113	60
1448 NE 8th St	0.18mi	2/1.0 (+1)	956 (+11%)	17mo	$135,000	$141	55
1521 NE 11th St	0.43mi	2/1.0 (+1)	972 (+12%)	4mo	$65,000	$67	50
1304 NE 16th St	0.73mi	2/1.0 (+1)	936 (+8%)	14mo	$120,000	$128	35
1400 NE 16th St	0.73mi	2/1.0 (+1)	978 (+13%)	10mo	$75,000	$77	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.39×
• Total profit: $30,398
• Equity at exit: $32,537

10-year hold

• IRR: 26.6%
• Equity multiple: 4.59×
• Total profit: $78,426
• Equity at exit: $48,255

Cash invested: $21,840 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73117

• Home prices YoY: 1.3%
• Active inventory: 75
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$409
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $368

Break-even live

Break-even rent $603

Max offer price $78,000

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 NE 7th St Unit A Oklahoma City, OK	1.0	1.0	534	$900	$1.69	43d	1	0.03mi
1436 NE 8th St Oklahoma City, OK	2.0	1.0	1048	$1,095	$1.04	43d	1	0.12mi
1445 NE 10th St Oklahoma City, OK	2.0	1.0	1011	$1,195	$1.18	17d	1	0.26mi
1148 N Lottie Ave Oklahoma City, OK	2.0	1.0	1040	$1,150	$1.11	3d	1	0.35mi
505 N High Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	697	$1,132	$1.62	43d	1	0.47mi
1801 E Park Pl Oklahoma City, OK	2.0	1.0	734	$695	$0.95	43d	1	0.59mi
1220 NE 17th St Oklahoma City, OK	2.0	1.0	1100	$1,195	$1.09	43d	1	0.82mi
1200 NE 17th St Unit B Oklahoma City, OK	2.0	1.0	1002	$2,100	$2.10	43d	1	0.83mi
935 NE 16th St Oklahoma City, OK	1.0	1.0	727	$795	$1.09	43d	1	0.84mi
1801 N Jordan Ave Oklahoma City, OK	2.0	1.0	1080	$1,000	$0.93	14d	1	0.86mi
943 East Dr Oklahoma City, OK	1.0	1.0	900	$995	$1.11	4d	1	0.89mi
939 East Dr Oklahoma City, OK	2.0	1.0	1039	$1,100	$1.06	23d	1	0.89mi
1609 NE 18th St Oklahoma City, OK	2.0	1.0	899	$900	$1.00	4d	1	0.93mi
800 East Dr Unit 1 Oklahoma City, OK	1.0	1.0	752	$900	$1.20	3d	1	0.99mi
505 E Sheridan Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1012	$1,398	$1.38	1d	16	1.05mi
1722 NE 20th St Oklahoma City, OK	2.0	1.0	800	$1,070	$1.34	43d	1	1.06mi
701 Culbertson Dr Oklahoma City, OK	1.0	1.0	700	$825	$1.18	2d	1	1.08mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	1.11mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	1.15mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	1.20mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	43d	1	1.21mi
2132 NE 19th St Oklahoma City, OK	2.0	1.0	850	$950	$1.12	43d	1	1.23mi
800 N Oklahoma Ave Oklahoma City, OK	2.0	1.0–3.0	1051	$1,875	$1.78	1d	32	1.24mi
123 NE 2nd St Oklahoma City, OK	2.0	2.0	1051	$1,750	$1.67	20d	1	1.26mi
425 N Oklahoma Ave Oklahoma City, OK	1.0–3.0	1.0–2.5	1030	$1,125	$1.09	1d	44	1.32mi
1 NE 2nd St #304 Oklahoma City, OK	1.0	1.0	793	$1,299	$1.64	23d	1	1.33mi
1 NE 2nd St Oklahoma City, OK	1.0	1.0	793	$1,074	$1.35	43d	2	1.38mi
1 NE 2nd St Oklahoma City, OK	1.0	1.0	793	$1,074	$1.35	19d	2	1.38mi
1709 N Page Ave Oklahoma City, OK	2.0	1.0	967	$895	$0.93	23d	1	1.39mi
2501 NE 16th St Oklahoma City, OK	2.0	1.0	941	$1,100	$1.17	43d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $78,000 Active 106 DOM
2. 2026-06-17
   days on market $78,000 Active 105 DOM
3. 2026-06-16
   days on market $78,000 Active 104 DOM
4. 2026-06-15
   days on market $78,000 Active 103 DOM
5. 2026-06-13
   days on market $78,000 Active 101 DOM
6. 2026-06-09
   days on market $78,000 Active 97 DOM
7. 2026-06-08
   days on market $78,000 Active 96 DOM
8. 2026-06-07
   days on market $78,000 Active 95 DOM
9. 2026-06-05
   days on market $78,000 Active 92 DOM
10. 2026-06-03
    days on market $78,000 Active 91 DOM
11. 2026-06-02
    days on market $78,000 Active 90 DOM
12. 2026-06-01
    days on market $78,000 Active 89 DOM
13. 2026-05-31
    days on market $78,000 Active 88 DOM
14. 2026-04-08
    price $78,000 218-char remark

    Show marketing remark (218 chars)

    Home is located very close to the OU med center, VA Hospital, and all the exciting things going on in this area. Has been a rental for several years. Need to make a good ready or someone could do a nice rehab remodel

15. 2026-03-04
    listed $80,000 Active 218-char remark

    Show marketing remark (218 chars)

    Home is located very close to the OU med center, VA Hospital, and all the exciting things going on in this area. Has been a rental for several years. Need to make a good ready or someone could do a nice rehab remodel

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $419 · $35/mo
• Projected year-2 tax: $702 · $58/mo
• Expected delta: +$283/yr (+$24/mo · 67.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,820
• − Mortgage interest: −$4,369
• − Property taxes: −$419
• − Insurance: −$390
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,269
• Taxable income: $3,321
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,613/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 6,225
• Household income: $23,413
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 681.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 63% White 16% Two or more races 13% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 10% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.42%
• Current HPI: 192.3185
• Rent YoY: —
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

-2.5% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $78,000 MLSOK
• 2026-03-04 Listed $80,000 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $419 · +4.2% YoY. Source: county tax records.